Attachment B
Draft Corridor Atlas
2-27
CORONA DEL MAR
COMMERCIAL CORRIDOR STUDY
DRAFT
October 2025
Corridor Atlas
2-28
ACKNOWLEDGMENTS
The City of Newport Beach acknowledges the collaboration and leadership of Mayor Pro Tem Kleiman, Assistant City Manager Seimone Jurjis, and Deputy Director of Public Works Jim Houlihan in the development of the Corona del Mar Land Use and Mobility Study. The City also extends its appreciation to the Corona del Mar Chamber of Commerce, the Corona del Mar Residents’ Association, the corridor’s businesses, property owners, and Corona del Mar residents, whose input and engagement in the planning process informed the Corridor Atlas and the associated actions for supporting a more walkable and vibrant corridor. 2-29
Table of Contents
1. INTRODUCTION 3
2. KEY FINDINGS FROM THE STUDY 12
3. OUTREACH AND ENGAGEMENT 28
4. GOALS, STRATEGIES, ACTIONS 34
5. HOW TO USE THIS ATLAS 54
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1 INTRODUCTION
2-31
This section provides an overview of the
Study, including its purpose, objectives,
and planning process.
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Corona del Mar Commercial Corridor Study
6 ABOUT THE STUDY
STUDY BACKGROUND
Over the past two decades, several efforts and studies have shaped the CdM corridor into its current condition, such as:
2004 East Coast Highway was relinquished from Caltrans and the CdM BID developed the Vision Plan 2004 for the corridor, setting the foundation for physical improvements to the corridor.
2006 Many elements of the Vision Plan were implemented, including the landscaped medians, sidewalk landscaping, streetscape furniture, and the addition of the town center and clock tower.
2021 The CdM BID was disestablished. Responsibility for maintaining landscaping along the corridor was transferred to the City’s Public Works Department. In addition, a separate parking study was initiated to explore opportunities and strategies for implementing parking policies for CdM.
2024 This current Study was initiated to address the limited private investment within the corridor, which has been hindered by outdated land use regulations, limitations with development standards, and high parking requirements.
In Summer 2024, the City launched a comprehensive Land Use and Mobility Study (Study) to identify opportunities to enhance and improve the Corona del Mar (CdM) commercial corridor. The CdM commercial corridor (Project Area) spans approximately 1.27 miles from Avocado Avenue to Hazel Avenue. The culmination of the Study is this Corridor Atlas which provides zoning, parking, and infrastructure recommendations for implementation to support a successful, vibrant, lively, walkable and connected “main street” destination.
The Study takes a targeted approach, addressing challenges identified along the corridor based on key findings from the analyses and community outreach, while building on what is already working successfully along the corridor.
1997 The CdM Business Improvement District (BID) was established to fund activities and programs benefiting member businesses located and operating within the area.
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7Corridor Atlas - Introduction
Figure 1: Project Area
Marguerite Ave.
Poppy Ave.
Goldenrod Ave.
Avocado Ave.
Marigold Ave.
MacArthur Blvd.
Iris Ave.
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Corona del Mar Commercial Corridor Study
8 Develop zoning
regulations unique
to CdM.
The City will develop tailored land
use regulations and development
standards specific to the Project
Area, supporting a vibrant corridor
with high quality development.
1 STUDY OBJECTIVES
Remove barriers
to investment.
The City will identify regulatory
barriers that limit development
and reinvestment, with the goal
of attracting businesses with
active uses and helping existing
businesses thrive.
2 Implement parking
solutions that balance
all users.
The City will identify parking
strategies that balance the needs
of visitors, employees, business
owners, and residents while
reducing the burden on individual
businesses. The Study will
consider opportunities to enhance
access to existing parking lots,
identify potential sites for new
parking facilities, and explore new
technologies that can assist in
parking management.
3 Enhance walkability
& safety.
The City will identify opportunities
to promote walkability and
cycling. Enhancement would focus
on improving safety, encouraging
foot traffic, and supporting a more
connected and accessible corridor.
4 Determine feasibility
of redevelopment
opportunities.
The City will study the feasibility
of integrating new uses and other
development, while preserving
existing character of CdM. This
includes exploring various
types of development and
expanding outdoor dining areas
that contribute to a lively and
engaging main street.
5 2-35
9 2-36
RESEARCH AND
ANALYSIS
VISIONING
PLAN N IN G ®ULA TIO N S A D O PTION
Visioning and strategy
sessions conducted with City
staff and Mayor Pro Tem
Kleiman to provide input and
direction on the development
of the draft recommendations.
City Council Study Session
to review the draft Corridor
Altas and provide direction
on the draft actions.Corridor Discovery included a
comprehensive analysis of existing
conditions across several key areas,
including land use and regulations, built
form, the public realm, transportation, safety,
and parking, as well as case study research.
Finalize the Corridor Atlas, Zoning
Code updates, and list of projects
to be included in the CIP per City
Council’s direction.
Outreach occurred at key stages
throughout the Study process to
identify strengths, challenges, and
opportunities for improvement.
Stakeholder and community feedback
was also used to shape and refine the
draft and final recommendations.
Recommendations to be
implemented over time by various
City departments, as well as by local
property owners, and business
owners, contributing to the
long-term vibrancy of the corridor.
OUTREACH AND ENGAGEMENT
Business and
Property
Roundtables
Community
Open
House and
Follow Up
Community
Meeting
Public
Review
Draft
Business and
Property
Owner
Canvassing
Corona del Mar Commercial Corridor Study
10 11
STUDY PROCESS DIAGRAM
Corridor Atlas - Introduction
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2 KEY FINDINGS
FROM THE STUDY
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This section provides key findings
from the corridor discovery phase,
which evaluated existing conditions
including observations and
opportunities for the corridor that
set the stage for recommendations.
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Corona del Mar Commercial Corridor Study
14 2.1 CORRIDOR VISITORS
What We Studied
Corridor visitation patterns, including number
of visitors, frequency, and their socio-
economic make-up, including income and
age. In addition, existing business mix was
analyzed.
• Corridor visitors include 2.9 million
annual visitors who stay 30 minutes or
more.
• Most visitors are from Corona del
Mar, Newport Beach, nearby coastal
or adjacent cities, and the broader
Orange County area. 40% of visitors
are Newport Beach locals, less than 5
miles away.
• Average household income of the
captured market is $153,100 and
median age is 38 years.
• Visitors come to the corridor year-
round, primarily during the daytime
hours with weekday and weekend
visits at a similar rate. CdM attracts
visitors year-round with roughly half
of visitors (49%) coming during the
weekdays and the remaining half (51%)
during the weekends. Visitors primarily
use the corridor during the daytime
(10am-5pm) (55%).
• The majority of food and beverage
businesses along the corridor are
independently owned. Roughly 70%
of food and beverage businesses along
the corridor are independent, versus
chain operated business, which provides
unique character and creates a sense of
place.
KEY FINDINGS
CORRIDOR STUDY
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Corridor Atlas - Key Findings From the Study
15 Most visitors to the corridor are locals from
Corona del Mar and Newport Beach
Visitors primarily use the corridor during
the daytime hours (10 am-5 pm)
Over half of business types along the corridor
are neighborhood goods and service, which
includes offices, salons, and gyms
The corridor has visitors year-round, with a
slight increase during the summer months
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Corona del Mar Commercial Corridor Study
16 2.2 REGULATORY SETTING
What We Studied
A high-level review of the regulatory context for the Project Area based on the City’s General Plan Land Use Element and Title 20 Planning and Zoning of the City’s Municipal Code. This regulatory review was conducted to better understand existing land use permissions and development regulations for properties along the corridor. • General Plan Context. The Project Area
is part of the Village of Corona del Mar,
which is one of several villages within
Newport Beach, each with their own
distinct residential and commercial
character.
• General Plan Land Use Designations.
Most of the Project Area is designated
as Corridor Commercial (CC). Land
uses within the CC designation
are intended to provide a range of
neighborhood-serving retail and
service uses along street frontages
that are located and designed to foster
pedestrian activity. Limited parcels
in the Project Area are designated as
Private Institution, Public Facility, Two-
Unit Residential, Single-Unit Residential,
and Parks and Recreation.
• Regulated Intensity. Maximum
intensity for the CC designation is a
floor area ratio (FAR) of 0.75.
• Zoning Designations. Most of
the Project Area is designated as
Commercial Corridor (CC). Limited
parcels are designated as Private
Institution, Public Facility, Two-Unit
Residential, Single-Unit Residential, and
Planned Community. A wide variety
of land uses are permitted in the CC
zone, including retail uses, service
uses, recreation, education, and public
assembly uses, and vehicle service uses.
• Lack of Design Standards. The CC
zoning district does not include design
standards for development which
help to shape building character and
features.
• Building Height. Regulated building
height in the Project Area is 32 feet (flat
roof)/37 feet (sloped roof) outside of
the Shoreline Height Limit Zone and
26 feet (flat roof)/31 feet (sloped roof)
within the Shoreline Height Limit Zone,
which correlated with the Coastal Zone
Boundary.
• Parking Requirements. Minimum
parking requirements are established on
a citywide basis by land use. Minimum
requirements for commercial retail uses
are largely burdensome given the lot
sizes and shapes in the Project Area.
KEY FINDINGS
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Corridor Atlas - Key Findings From the Study
17 •
•
•
•
•
•
•
•
•
•
•
•
•
•
Most of the Project Area is designated
as Commercial Corridor per the City’s
General Plan intended to provide a range of
neighborhood-serving retail and service uses
Most of the Project Area is designated as
Commercial Corridor which is a zoning
designation that is also applied to Old
Newport Boulevard
A wide variety of land uses are permitted in the CC zone, including retail uses, service uses, recreation, education, and public assembly uses, and vehicle service uses 2-43
Corona del Mar Commercial Corridor Study
18 2.3 BUILT ENVIRONMENT
What We Studied
Existing physical conditions that were analyzed along the corridor included development patterns, observed building height, parcel characteristics, observed ground floor uses, and building façade activation.
• Small parcel sizes and building
footprints are the most prevalent
development patterns along the
corridor, which supports smaller format
users.
• Continuous building edges are
present along various segments of
Coast Highway; however, several areas
with surface parking lots fronting the
corridor disrupt the building edge.
• Two City-owned parking lots are
available along the corridor – Old
School Park Lot and Bayside Drive
Lot – which are located to the rear of
parcels which front Coast Highway.
• Existing development is not reaching
development potential. Most existing
buildings along the corridor are a single
story, with some instances of two-
story and three-story buildings (e.g.,
the Port Plaza and New Port Theater).
However, there is opportunity to build
approximately up to three stories north
of Coast Highway and two stories south
of Coast Highway.
• Average parcel sizes along the
corridor are small and many are
irregular in shape, both of which can
make redevelopment challenging.
• Existing ground floor uses are
predominately commercial, with a
focus on neighborhood goods and
services (e.g. banks, salons, fitness, etc.)
(54%). While these services support the
needs of CdM residents, they do not
encourage longer stays and draw larger
audiences. Food and beverage use
types that can activate the area beyond
9-5 make up the lowest percentage of
retail uses (26%).
• Building façade activation varies
along the corridor, with most
facades characterized by dull and/or
inactive features, such as little to no
transparency and uniform facades with
little to no detail.
KEY FINDINGS
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Corridor Atlas - Key Findings From the Study
19 •
•
•
•
•
•
Small parcel sizes and building footprints
are the most prevalent development
patterns along the corridor
The most common observed ground
floor use is commercial, with a focus on
neighborhood goods & services
Building facade activation varies along the corridor, with some vibrant facades characterized by lots of character, high transparency and facade details, however most facades are characterized by dull and/or inactive features 2-45
Corona del Mar Commercial Corridor Study
20 2.4 PUBLIC REALM
What We Studied
Public realm elements that were analyzed along the corridor included outdoor dining, benches, public art, plazas, lighting, and landscaping, as well as community programming within the public realm.
• Existing CdM street branding
elements include bicycle racks,
benches, and trash cans that use a
green color palette representing the
CdM brand. There is an opportunity to
increase the street branding for CdM
and assist people walking through
pedestrian wayfinding elements, such
as at bookend entrances and at main
intersections, such as Marguerite/Coast
Highway.
• Outdoor dining along the corridor
is present, but not widespread.
Outdoor dining is configured as patio
dining within private property, dining
within private property setbacks, and
dining along the sidewalk. There is
opportunity to increase the presence of
outdoor dining which adds vibrancy to
a corridor.
• Some instances of existing sidewalk
dining create conflicts along the
corridor due to limited sidewalk space
availability. Some existing sidewalk
dining is either not permitted or out of
compliance with the Citywide Sidewalk
Café Standards. There is opportunity
to explore enforcing the Citywide
Sidewalk Café Standards encroachment
permit program to ensure safe,
pedestrian through traffic within an
organized environment.
• Recurring community programming
along the corridor includes events
hosted by the City and local
organizations. Examples include CdM
Farmers Market within the surface
parking lot at the intersection of Coast
Highway and Marguerite Avenue,
Monthly 3rd Thursdays, and the CdM
Fall Fest hosted by the Corona del Mar
Chamber of Commerce.
• Pedestrian entrance to the corridor
lacks wayfinding elements and
art. There is opportunity to work
with property owners and City Arts
Commission to facilitate more artistic
elements, including sculptures, utility
box art and murals along the corridor.
• Centennial Bench, one of CdM’s public
art pieces, and the clock tower frames
the corner plaza. There is opportunity
to activate plaza with a pop-up vendor
or rotating art.
• The Port (New Port) Theater serves
as a local destination for public
screenings and private events. There
is opportunity to integrate food and
beverage uses on the ground floor of
the theater or surrounding the theater
to serve evening users.
KEY FINDINGS
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Corridor Atlas - Key Findings From the Study
21 Outdoor dining along the corridor is configured as patio dining within private property and dining along the sidewalk, as shown above
Existing CdM street branding elements
include bicycle racks, benches, and trash
cans that use a green color palette
Centennial Bench and the clock tower
frames the corner plaza at Marguerite
Avenue and Coast Highway
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Corona del Mar Commercial Corridor Study
22 2.5 MOBILITY, SAFETY AND
PARKING
What We Studied
Existing mobility and safety conditions
along the corridor, including pedestrian
and bike infrastructure, transit routes,
pedestrian facilities and parking supply and
demand. Collision analyses were conducted
at each intersection along the corridor to
better understand collision factors at key
intersections and identify opportunities for
safety improvements. In addition, strategies
to promote non-vehicular trips to and
from the corridor were studied to identify
opportunities for a holistic approach to
mobility.
• Pedestrian Facilities. The corridor
has 12 marked crossings with the
longest distance being a ¼ gap or
a 5-mile walk between MacArthur
Boulevard and Goldenrod Avenue
and limited midblock crossings.
There is an opportunity to improve
existing crossings by adding high
visibility markings, and exploring the
opportunities for new high visibility
crosswalks, advanced stop bars or
decorative bulb-outs to increase
pedestrian visibility and safety.
• Bicycle Facilities. Coast Highway
includes an existing Class III which
includes sharrow markings, which
converts to a Class II bike lane near
MacArthur Boulevard. Opportunities
for upgrading existing bike facilities
on Avocado Avenue, Marguerite
Avenue, and Bayside Drive were
identified to support non-vehicular
trips to the corridor.
• Traffic Safety Improvements. Over
a quarter of collisions are due to
unsafe speeds, followed by vehicle
right-of-way violations, improper
turning, driving/bicycling under the
influence, and unsafe lane changes.
Opportunities to incorporate solutions
for different intersections, including
protected left-turn phasing and LED
“left turns yield to pedestrians” signs,
based on collision types.
• Public Transit. The corridor is served
by OCTA Route 1, providing service
from 6 AM to 10 PM on weekdays and
7 AM to 9 PM on weekends, with an
average of 1-hour headways. There are
opportunities to provide both public
trolley service and employee shuttle
program along the corridor to address
parking demand along the corridor.
• Neighborhood Electric Vehicles
(NEVs). Existing slow speed streets
of 35 miles an hour or less such
as Goldenrod, Avenue, Marguerite
Avenue, or Bayside Drive can support
Neighborhood Electric Vehicles
(NEVs). On-street NEV parking allows
for more vehicles and additional space
for other micro-mobility vehicles.
• Suite of Parking Strategies.
According to a Parking Study
conducted as a separate effort to
this CdM Study, there are a total of
522 on-street parking spaces, 970
private, off-street parking spaces,
and 134 spaces available in public
City lots. There is an opportunity to
better manage the existing parking
supply for the corridor through a
variety of strategies, such as signage
and technologies, and parking
management, such as leasing private
parking lots to increase public parking
supply.
KEY FINDINGS
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Corridor Atlas - Key Findings From the Study
23 Existing Class III bicycle facility with sharrow pavement markings along Coast Highway Existing standard crosswalk at the
intersection of Goldenrod Avenue and
Coast Highway
OCTA Route 1 bus stop located at the
corner of Orchid and Coast Highway
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Corona del Mar Commercial Corridor Study
24 2.7 CASE STUDIES
What We Studied
Three successful main streets were selected
as case studies, based on their success
factors across four broad categories -
Land Use Mix and Tenanting, Economic
Development, Mobility and Parking,
and Public Realm and Programming. To
ensure applicability to this Study, the case
KEY FINDINGS
• Unique and independent businesses
create a distinctive identity that attract
both local and regional visitors by
creating authentic experiences. These
businesses also respond quickly to local
trends and consumer demands, keeping
the district dynamic and relevant.
• Importance of active uses, like
restaurants and entertainment to
support extended dwell time and
pedestrian activity. These uses
generate vibrancy by encouraging
visitors to stay longer on the corridor
while also meeting everyday needs.
Active frontages also enhance
streetscape activity, foster social
interaction, and strengthen the identity
of a district.
• Evening uses, such as restaurants,
wine bars, and tasting rooms increase
foot traffic along the corridor and are
essential to the success of main streets
as they extend operating hours in the
area and create a vibrant atmosphere.
By attracting more visitors in the
evenings between 6 PM to 10 PM, these
uses increase foot traffic, which benefits
nearby businesses.
• Local business support through a
Chamber of Commerce or Business
Improvement District (BID) plays a vital
role in the success of shopping and
entertainment districts by providing
marketing, programming, and funding.
• Place-based land use and zoning
regulations to promote active, local-
serving pedestrian-oriented corridors.
Design and development standards that
support human-scale design including
street facing façades, outdoor dining,
and parking, Floor Area Ratio (FAR),
and other incentives to support context
specific development.
• Enhanced pedestrian experience
through improved safety and
streetscape improvements, including
outdoor dining, wayfinding, branding,
landscaping, etc., is key to creating a
walkable corridor while also reinforcing
corridor branding.
• A suite of parking and mobility
strategies to address parking demand
and supply challenges, including
integrating technology to offer real-time
parking availability, demand pricing, and
enforcement to ensure the efficient use
of available parking spaces. In addition,
providing safe and active transportation
connections and free trolley services
along corridors further reduces reliance
on private vehicle trips to the corridor.
studies shared similar characteristics to
the corridor, including within Southern
California and the Coastal Zone, no more
than a mile in length, and generally under
three stories in building height.
The case studies included 2nd Street in
Belmont Shore of Long Beach, the Main
Street in Santa Monica, and the Coast
Highway in Laguna Beach.
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Corridor Atlas - Key Findings From the Study
25 2nd Street in Belmont Shore is home to several local restaurants, cafes, and retailers Main Street in Santa Monica is managed
by the Main Street Business Improvement
Association (MSBIA), which is responsible
for promoting and marketing the corridor,
along with fostering partnerships with
among businesses, city governmental, and
neighborhood associations
In addition to a free trolley service that
operates along Coast Highway, the City of
Laguna Beach offers a free parking app
that provides real-time parking availability
and mobile payment options
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Corona del Mar Commercial Corridor Study
26 2.8 DEVELOPMENT FEASIBILITY
What We Studied
A development feasibility analysis for
potential new development opportunities
along the corridor. The development
feasibility studies applied existing
regulations for the CC zone, such as
parking, building height, and Floor Area
KEY FINDINGS
• Non-standard lots are prevalent in the
Project Area, making conventional
building typologies not feasible.
Lots in the Project Area are either
irregular in shape (non-rectilinear) or
shallow in depth. These non-standard
lot conditions disallow conventional
building typologies to adequately
fit on a site, such as podium or
subterranean parking alongside
commercial at the ground level. These
challenges can be overcome by lot
consolidation to increase overall site
area and dimensions and/or use of
non-conventional building typologies,
such as angled parking or half-bays
of standard parking. While the use of
non-conventional building typologies is
possible, it decreases space efficiencies
which may increase development costs.
• Parking minimums are high, further
restricting development feasibility.
Coupled with site irregularity, existing
parking minimums further constrain
the use of available land. Project Area
sites are generally unable to achieve
existing parking requirements. This
challenge may be overcome by relaxing
parking minimums in the Project
Area and exploring creative parking
management strategies, such as
shared parking, managed valet
parking, and others.
• Structured parking is not feasible
for low scale developement along
the corridor. In order to meet
the City’s parking requirements,
structured parking would be the
most physically efficient due to the
lot sizes along the corridor. However,
structured parking is most financially
feasible for development projects
of a higher intensity, which is not
appropriate for the existing built
environment.
• Mixed-use development is more
challenging from a financial
feasibility standpoint. Given the
high value of existing commercial
development, along with smaller
irregular sized parcels, it will be
difficult to redevelop mixed-
use housing along the corridor,
particularly due to height restrictions
and the related limits on overall
development capacity.
Ratio (FAR) to three test sites to uncover
physical and regulatory barriers that impact
financial feasibility for future development.
The analysis applied a variety of common
commercial and mixed-use building
typologies that can physically fit on the
sites and are appropriate for a main street.
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Corridor Atlas - Key Findings From the Study
27 2-53
3 OUTREACH AND
ENGAGEMENT
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This section highlights the touch
points with business and property
owners along the corridor, as well
as the broader community.
[WORKING DRAFT FOR DISCUSSION PURPOSES ONLY]
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Corona del Mar Commercial Corridor Study
30 Outreach was conducted at multiple
stages of the planning process to better
understand the corridor’s existing
strengths, challenges, and opportunities
for improvement. The feedback gathered
helped inform, review, and refine the draft
recommendations to ensure they reflect
the needs and priorities of the business and
property owners along the corridor, as well
as the broader community.
3.1 STAKEHOLDER OUTREACH
BUSINESS AND PROPERTY OWNER
CANVASSING
Business canvassing along the corridor
was conducted on December 5th, 2024,
and engaged a total of 42 business
owners, managers, and property
owners.19 businesses were interviewed
and provided input on the corridor’s
strengths, challenges and opportunities for
improvement.
Businesses highlighted the corridor’s
location as its key strength, noting that its
visibility and proximity to CdM residents
help to attract local customers. Existing
challenges identified by businesses
included a perceived shortage of
parking, such as limited street parking for
employees and short time limits, as well
as traffic-related safety concerns, such
as speeding vehicles and blind corners
that compromise pedestrian safety and
contribute to traffic accidents.
Business expressed interest in developing
an employee-designated parking program,
introducing a trolley service for the
corridor, as well as street beautification
elements and pedestrian safety elements,
including additional landscaping, bike
racks, more crosswalks, better signage and
signal timing. There was also strong interest
in revisiting zoning regulations to expand
outdoor dining opportunities.
BUSINESS AND PROPERTY
OWNER ROUNDTABLES
Roundtable discussions were conducted
on February 24, 2025 and February 26,
Summer 2024 Fall 2024 —
Spring 2025
Spring 2025 —
Summer 2025
Fall 2025 —
Winter 2025 Winter 2026
Kick-off
• Project webpage
launched
• Interest list
started
Background
Research and
Business
Engagement
• Extensive
background
research
• Case studies
• Mailers
• Door-to-Door
engagement
Public Hearings
• Follow-up
Roundtable with
public
• Study Session
with City Council
• Draft Zoning
Code updates
• Planning
Commission
Hearing
• City Council
Hearing
Public
Engagement
• Roundtable
interviews with
business
community
• Business
outreach
follow-up
• Public Open
House
Implementation
• City to begin
implementing the
various
recommendations
from the Study
OVERVIEW OF THE PLANNING AND OUTREACH PROCESS
2-56
Corridor Atlas - Outreach and Engagement
31 2025, engaging 14 commercial business
and property owners/operators from
the corridor. The roundtable discussions
provided an opportunity for participants to
share their perspectives on the corridor’s
current strengths, challenges, and areas of
opportunity along the corridor.
Participants highlighted the corridor’s
unique identity, strong local customer base,
and existing walkability. They also raised
concerns about ongoing challenges such
as limited parking availability, traffic and
pedestrian safety issues, and regulatory
barriers, such as lengthy permitting
processes for new businesses or uses.
Several opportunities were identified to
enhance the corridor, such as improving
connectivity through increased wayfinding
and signage, street lighting, landscaping,
seating, and the integration of pedestrian-
only areas. Businesses also emphasized
the importance of uplifting the corridor’s
identity through thoughtful building design
and enhancements to the streetscape.
A follow-up roundtable with business
and property owners/operators from the
corridor was conducted on July 29, 2025.
The purpose was to share key insights from
the February roundtables and to present
draft recommendations from the Study
for feedback and refinement ahead of the
CdM Community Open House. A total of 15
business and property owners/operators
from the corridor attended. Attendees
received a feedback form to provide
input on the actions. Based on this input,
the goals and actions for the Study were
revised and refined for the CdM Community
Open House.
Business and property owners participate in a roundtable discussion on February 24th, 2024 Business and property roundtable in July
2025 to present draft recommendations for
the corridor
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Corona del Mar Commercial Corridor Study
32 3.2 COMMUNITY OPEN HOUSE
The City hosted a community open
house on August 12th, 2025 with a total
of 77 Corona del Mar residents, as well
as business and property owners from
the along the corridor in attendance. The
purpose of the open house was to share
a snapshot of the corridor background
research and Study findings, and to solicit
feedback on the draft goals and actions
developed for the corridor. More than 50
participants provided feedback on the draft
goals and actions to enhance and improve
the corridor, including their level of support
for each action.
Participants expressed support for:
Zoning Changes: Adjusting zoning
requirements to promote preferred land
uses, such as active uses that support
pedestrian activity and longer stays on
the corridor, and establishing specific
standards for new development to enhance
the pedestrian experience and promote
investment along the corridor.
Increasing Parking Availability: Expanding
the City’s trolley program to the corridor,
dynamic wayfinding and signage to
increase access to public and private
parking facilities, an employee shuttle
program, and leasing private parking lots to
increase public parking supply.
Improved Safety and Corridor
Accessibility: Installing infrastructure
to promote pedestrian activity and
safety along the corridor, and targeted
improvements at key intersections.
Enhancing Identity: Creating opportunities
outdoor dining and corridor branding,
City staff and consultant presenting on the corridor study snapshot for community participants 2-58
Corridor Atlas - Outreach and Engagement
33 such as wayfinding and signage, as well
as advertising for corridor events and
programming.
Participants also expressed concerns
related to pedestrian safety, loss of certain
services they enjoy along the corridor, and
overall change.
The City conducted a follow-up meeting
on October 7th, 2025 to share refined
actions based on feedback received
during the August 12th community open
house. In addition, the City presented next
steps for the Study, including the Council
Study Session.
The community expressed support for additional corridor branding to build upon existing unique corridor features, such as the dolphin topiaries in Coast Highway’s median along the corridor
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4 GOALS,
STRATEGIES,
ACTIONS
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This section outlines current and
future actions to meet goals for
the corridor.
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Corona del Mar Commercial Corridor Study
36 SUMMARY OF GOALS
Promote a Pedestrian Friendly and Vibrant
Corridor that Supports High Quality
Development and Investment.
Enhance the corridor with active uses to complement existing legacy businesses and support high quality building design.
Incentivize active land uses and consider increasing development potential.
Goal
1 Increase Parking Availability and
Accessibility Along the Corridor, and
Enhance Corridor Navigability
Improve parking supply and provide greater access and wayfinding to parking along the corridor.
Goal
2 2-62
Corridor Atlas - Goals, Strategies, Actions
37 Goal
3 Ensure Safe, Accessible, and Efficient
Mobility for All Users — Regardless of
Mode — Along the Corridor
Facilitate safer connections and travel options for all modes along Pacific Coast Highway and to/from the corridor.
Goal
4 Develop a Clear Identity for the Corridor
and Create a Sense of Place
Promote an active and well managed sidewalk environment; consider facilitating opportunities for wider sidewalks; encourage visitors and residents to come to the corridor; encourage reuse of historical features and signage.
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Corona del Mar Commercial Corridor Study
38 GOAL #1: Promote a Pedestrian Friendly and Vibrant Corridor that Supports High Quality Development and Investment
STRATEGY: Enhance the corridor with active uses to complement existing legacy businesses and support high quality building design. Incentivize active land uses and consider increasing development potential.
RECOMMENDED ACTIONS
Action 1: Adjust zoning requirements to promote preferred land uses, including outdoor dining on private property. 1 Preserve existing land use permissions along the corridor for businesses that support an active main street and support the CdM community. Opportunities to attract more residents and visitors can be achieved through promoting preferred land uses which encourage pedestrian foot traffic throughout the day, such as restaurants, cafes, tasting rooms, and uses with operations extending between 6 PM to 10 PM.
Regulatory barriers to these preferred uses can be removed through reducing permitting requirements, making it easier to open a business. For example, fast casual restaurants with no alcohol sales and restaurants with no late hours should be permitted without Planning Commission review. In addition, tasting rooms can be permitted as an accessory use to retail, subject to required standards. Outdoor dining on private property can also be permitted for those uses that operate during daytime hours or subject to Director Level approval for those uses that operate in evenings.
An excerpt of the recommended land use table is provided as part of this Atlas.
Action 2: Create tailored development standards unique to CdM that modify parking requirements for preferred land uses and incentivize lot consolidation.
2 Promote new development and investment along the corridor through zoning code updates to help sites reach their development potential. Updates may include reduced parking requirements for preferred land uses and/or smaller infill development projects. Encourage consolidation of lots through incentives, such as increased Floor Area Ratio (FAR) to promote the assemblage of smaller lots into larger lots that can be developed more efficiently.
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Corridor Atlas - Goals, Strategies, Actions
39 Action 1: A mix of ground floor uses
that generate pedestrian traffic
Action 1: Preferred land uses, such as restaurant and cafes Action 1: Existing CdM outdoor
dining on private property
Action 2: Reduced parking
requirements for restaurants may help
to promote more investment in CdM
Action 1: Tasting room with outdoor
dining on private property
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Corona del Mar Commercial Corridor Study
40 Action 3: Establish objective design standards for new development or significant remodels to enhance the
pedestrian experience.
Create design standards that aim to enhance the pedestrian experience and facilitate well-designed buildings along the corridor, regardless of their land use. Requirements will provide a minimum standard of design while allowing for design flexibility and creativity; examples may include transparent ground floors, entries from the sidewalk, and pedestrian lighting. Standards will be objective to provide clear and consistent requirements for new development or existing buildings that would like to undergo significant remodels.
Action 4: Prohibit future development of land uses that are not compatible with an active, pedestrian-oriented corridor while allowing existing businesses to continue operating.
Land uses that are currently permitted along the corridor but are not appropriate for a walkable main street are those that are auto-centric, such as drive-thru facilities, vehicle/equipment repair, and automobile washing/detailing. These uses create safety concerns, such as fragmented sidewalks that can cause potential conflicts between vehicles and pedestrians as well as noise and emissions that creates incompatibility for outdoor dining. Permissions should be revisited to restrict future development or expansion of these non-compatible uses while allowing existing uses to continue operating.
GOAL #1: Promote a Pedestrian Friendly and Vibrant Corridor that Supports High Quality Development and Investment
STRATEGY: Enhance the corridor with active uses to complement existing legacy businesses and support high quality building design. Incentivize active land uses and consider increasing development potential.
RECOMMENDED ACTIONS
3 4
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Corridor Atlas - Goals, Strategies, Actions
41 Action 3: Existing CdM development
with entry from the sidewalk
Action 3: Transparent ground floor with entries from the sidewalk Action 3: Pedestrian-oriented lighting on buildings
Action 3: Existing CdM development
with transparent ground floor
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Corona del Mar Commercial Corridor Study Corridor Atlas - Goals, Strategies, Actions 42 43
LAND USE PERMIT REQUIREMENTS
EXISTING PROPOSED
Offices - Business, Medical, Dental Permitted Permitted Retail Sales Permitted Permitted
Automobile Uses - Rental, Washing, Repair, Drive Thru Permitted/Minor Use Permit Not Permitted* Animal Services - Veterinary Services Conditional Use Permit Minor Use Permit Animal Services - Animal Boarding/Kennels Conditional Use Permit Not Permitted Service-Oriented Businesses
Personal Services (Nail Salons, Barber/Beauty Shop) Permitted/Minor Use Permit Permitted/Minor Use Permit Fitness Facility (under 2,000 SF) Permitted Permitted
Alcohol Sales
Wine Tasting Room (Accessory to Retail) Not Allowed Minor Use Permit Eating and Drink Establishments
Bars, Lounges, and Nightclubs Conditional Use Permit Conditional Use Permit Restaurant (No Late Hours) Permitted/Minor Use Permit Director Level Review Fast Casual Restaurant (No Drive-Thru, No Alcohol) Permitted/Minor Use Permit Director Level Review Restaurant (with Late Hours, Live Entertainment, or Dancing) Conditional Use Permit Minor Use Permit Outdoor Dining
Use Permit Amendment/Administrative
Permit
Director Level Review
Residential Uses (Second or Third Floor) Not Allowed Permitted *Existing uses can remain (e.g. tire shop), but new businesses would be prohibited.
EXCERPT OF RECOMMENDED LAND USE TABLE
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Corona del Mar Commercial Corridor Study
44 GOAL #2: Increase Parking Availability and Accessibility Along the Corridor, and Enhance Corridor Navigability
STRATEGY: Improve parking supply and provide greater access and wayfinding to parking along the corridor.
RECOMMENDED ACTIONS
Action 1: Select technologies and wayfinding signage
to increase access to both private and public parking
facilities including CdM State Beach parking.
1 Address challenges associated with visitors finding parking along the corridor by leveraging smart parking systems that provide real time information on available spaces. These systems can be accessed through mobile apps or digital signage at key locations along the corridor to guide visitors to open parking spots and reduce congestion. In addition, wayfinding signage for existing off corridor beach parking facilities can encourage the use of these lots while alleviating parking demand on the corridor.
Action 2: Lease private parking lots to increase public parking supply. 2
Unlock existing underutilized private parking lots along the corridor to increase public parking supply. Underutilized lots may include those that are not used during evenings or weekends, such as offices or banks. Candidate private lots can be identified based on location, capacity, and willingness from the property owner. The City can then explore partnership agreements with property owners, such as lease terms (hours, rates, liability, signage, maintenance) and payment. Once established, lots can be added to smart parking systems and can include wayfinding signage to indicate public parking hours/rules.
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Corridor Atlas - Goals, Strategies, Actions
45 Action 1: Wayfinding signage with
real-time parking availability
Action 1: Smart parking systems can
include a mobile app with digital displays
Action 1: Beach parking signage
Action 2: Private parking lots can increase parking supply 2-70
Corona del Mar Commercial Corridor Study
46 Action 3: Expand existing Citywide local trolley/local circulator to provide access year-round with new stops
along Coast Highway to serve the CdM corridor.
Provide an alternate mode of travel within CdM that connects CdM to other villages and key destinations within Newport Beach to reduce demand on parking facilities.
Stop locations, route, frequency, and schedule should be identified. In addition, real time tracking through mobile apps or digital displays to encourage ridership can be explored.
Action 4: Institute an employee shuttle and/or employee parking program to ensure that preferred parking along
the corridor is reserved for visitors and residents.
Manage parking availability along the corridor to prioritize spots for visitors and support corridor employees through an established employee shuttle and/or parking program. A designated parking lot can be identified on or off the corridor that can be accessed via an employee shuttle. In addition, an employee parking program can establish parking permits to require employees to park in certain areas, such as employee-only lots.
RECOMMENDED ACTIONS
3 4
GOAL #2: Increase Parking Availability and Accessibility Along the Corridor, and Enhance Corridor Navigability
STRATEGY: Improve parking supply and provide greater access and wayfinding to parking along the corridor.
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Corridor Atlas - Goals, Strategies, Actions
47 Action 3: Citywide local trolley with new stops along Coast Highway to serve CdM Action 4: Employee shuttle and parking program
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Corona del Mar Commercial Corridor Study
48 Action 5: Implement a valet parking program for
private or public property.
Increase parking availability along the corridor through a managed valet parking program to reduce parking challenges for businesses and visitors, increasing convenience and overall experience. Potential strategic on-street and off-street valet staging locations can be identified with private property and business owners. On- street locations could include limited areas on adjacent streets to Coast Highway.
Off-street valet staging and storage locations could include public parking facilities and private surface parking lots fronting Coast Highway and in CdM. As a next step, further explore implementation of the valet parking program, including stakeholder outreach, potential operators, and regulations.
RECOMMENDED ACTIONS
5 GOAL #2: Increase Parking Availability and Accessibility Along the Corridor, and Enhance Corridor Navigability
STRATEGY: Improve parking supply and provide greater access and wayfinding to parking along the corridor.
Existing uses can
remain (e.g. tire shop),
but new businesses
would be prohibited.
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Corridor Atlas - Goals, Strategies, Actions
49 Action 5: On-street valet staging for valet parking program Action 5: Off-street valet staging for valet parking program Existing uses can
remain (e.g. tire shop),
but new businesses
would be prohibited.
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Corona del Mar Commercial Corridor Study
50 GOAL #3: Ensure Safe, Accessible, and Efficient Mobility for All Users — Regardless of Mode — Along the Corridor
STRATEGY: Facilitate safer connections and travel options for all modes along Pacific Coast Highway and to/from the corridor.
RECOMMENDED ACTIONS
Action 1: Implement intersection improvements, including at MacArthur/Coast Highway and Orchid/Coast Highway. 1
Pedestrian safety at the intersection of MacArthur Boulevard and Coast Highway can be improved by tightening the corner radii to/from MacArthur to slow vehicle turning speeds and adding a Leading Pedestrian Interval to give pedestrians additional time to cross safely. At Orchid Avenue and Coast Highway, explore improvements such as a high-visibility crosswalk, an advance stop bar - a pavement marking set several feet before the crosswalk to improve pedestrian visibility - and bulbouts to shorten crossing distances and enhance safety.
Action 2: Install infrastructure that supports pedestrian activity and safety along the corridor including bulbouts and additional markings for crosswalks.
2 To support pedestrian activity and enhance safety along the corridor, existing crosswalks can be upgraded to include high-visibility markings. Additional improvements, such as the installation of new high-visibility or thematic crosswalks that reflect the CdM brand, as well as advance stop bars and bulb outs at strategic locations, can be explored to increase pedestrian visibility.
Action 3: Add bike infrastructure on/near Fifth Avenue
to redirect cyclists and E-bikes from sidewalks and Coast Highway to a safer, more convenient route along Fifth
Avenue.
3 Further study opportunities for adding bicycle facilities and improvements along Fifth Avenue or other lower volume streets connecting to Coast Highway, such as bike boulevards that are low stress routes for cyclists and signage to support non- vehicular trips to the corridor.
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Corridor Atlas - Goals, Strategies, Actions
51 Action 1: Intersection Improvements
Action 2: Curb extensions and
crosswalks
Action 2: High-visible and thematic
crosswalk markings
Action 3: Bicycle boulevard with
signage
Action 2: Mid block crosswalk
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Corona del Mar Commercial Corridor Study
52 GOAL #4: Develop a Clear Identity for the Corridor and Create a Sense of Place
STRATEGY: Promote an active and well managed sidewalk environment; consider facilitating opportunities for wider sidewalks; encourage visitors and residents to come to the corridor; encourage reuse of historical features and signage.
RECOMMENDED ACTIONS
Action 1: Map locations within the corridor that can
accommodate outdoor dining on public property and
identify areas that can accommodate sidewalk extensions for outdoor dining, parklets, or other similar uses through a future Public Works initiative.
1 Consider documenting existing sidewalk widths and Americans with Disabilities (ADA) requirements to ensure a minimum clearance of 4 feet for pedestrians to support compliance with the Citywide Sidewalk Cafe Development Standards.
Locations that can accommodate outdoor sidewalk dining adjacent to buildings must meet the minimum clearance requirements and have sufficient space for dining areas.
Identify locations along the corridor where additional street right-of-way is available while accounting for the potential loss of street parking to accommodate sidewalk extensions. Sidewalk extensions can help to reduce vehicular speeds while increasing pedestrian safety and providing amenities.
Action 2: Establish a wayfinding and signage program for the public realm. 2
Identify pedestrian-oriented directional signage that is uniquely designed to highlight nearby destinations. Signage can be either be static or digital with opportunities for dynamic updates. Potential signage elements could include CdM gateway signage, wayfinding pylons or kiosks, and branded light pole banners that are consistent with the corridor’s existing brand and identity, as well as City signage standards. Signage should be placed in locations to support pedestrian activity and other public realm improvements.
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Corridor Atlas - Goals, Strategies, Actions
53 Action 1: Sidewalk extensions can
serve as traffic calming measures
Action 1: Sidewalk extensions can
create space for outdoor dining and
landscaping
Action 1: Outdoor dining adjacent to sidewalk
Action 2: Wayfinding pylon to
highlight nearby key destinations
Action 2: Branded light pole banners to
enhance corridor identity
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5 HOW TO USE
THIS ATLAS
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Corridor Atlas - How to Use This Atlas
55 This section of the Corridor Atlas
is intended to help guide and
prioritize the implementation of
the goals, strategies, and actions
outlined in Section 4.
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Corona del Mar Commercial Corridor Study
56 The goals, strategies, and actions included in Section 4 of this Corridor Atlas will be implemented over time through the adoption of updated zoning regulations for CdM as part of this Study, public sector improvements and programs funded through the City, and private sector investment in the corridor. Implementation will also be guided by funding availability. As such, potential funding sources are outlined in this section to assist the City with implementation.
As corridor enhancements will be implemented over time, this Corridor Atlas is intended to document the overall vision for the future of CdM which can be referenced by the community, local CdM organizations, businesses, and the City to guide improvements and programming.
5.1 PARTNERSHIPS
Successful implementation of the Corridor
Atlas relies on strong partnerships, as
the responsibility for carrying out its
actions extends across multiple entities.
Collaboration ensures that resources
and expertise are aligned to move
initiatives and projects forward effectively.
Within the City of Newport Beach, the
City’s Planning Division and Public
Works Department will serve as lead
partners – guiding land use and zoning
changes to encourage development and
investment and advancing infrastructure
improvements to the public realm and
right-of-way along Coast Highway.
Beyond City departments, business and
property owners along the corridor will
play a direct role in shaping activity and
vibrancy through private redevelopment
and investment. Non-profit organizations,
like the existing Chamber of Commerce
provide important connections to the
business community and can support
corridor identity through events and
programming. By working together,
these partners form the foundation for
coordinated and impactful implementation.
PURPOSE AND INTENT OF THE CORRIDOR ATLAS
IMPLEMENTATION PARTNERS
• City Departments: Community
Development, Planning Division,
Community Development, Code
Enforcement, Public Works Department,
Recreation & Senior Services
Department
• Private Sector: Business Owners,
Property Owners
• Non-Profit Sector: Chamber of Commerce
5.2 FUNDING
Funding to support the implementation of
the goals, strategies, and actions included
in this Corridor Atlas can come from
existing citywide methods, outside grants,
and private investment. A high-level
overview of potential funding mechanisms
is summarized below and on the following
pages.
GENERAL FUND
Primary fund of the City that is used to
account for all general revenues of the
City not specifically levied or collected
for other City funds and for expenditures
related to the rendering of general
services by the City. The adopted budget is
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57 2-82
Corona del Mar Commercial Corridor Study
58 OTHER FUNDING OPPORTUNITIES
• Grants: The City can also apply for
grant funding through regional, state,
and federal sources, such as Caltrans
Active Transportation Program (ATP)
funding which is intended to encourage
increased use of active modes of
transportation, such as biking and
walking.
• County Measures: The Orange County
Transit Authority (OCTA) is responsible
for programming local, federal, and
state-sourced funds towards projects
that will improve transportation in
Orange County, including Measure
M, which is a half-cent sales tax for
transportation.
• Benefit Districts: Benefit districts
collect revenue within a designated
geographical area to pay for district-
based public improvements and
services. A parking benefit district,
for example, would collect funds from
parking meters or fees to be used to
pay for projects such as street repairs,
public art, green spaces, and transit
improvements.
intended to be a reflection of City policies,
goals and priorities. It communicates to
citizens and staff what program allocation
decisions have been approved by the City
Council. Neighborhood Enhancement
Fund is funded via surplus General Funds
and can be used for projects that enhance
neighborhood aesthetics and functionality.
CAPITAL IMPROVEMENT PROGRAM
The City of Newport Beach Capital
Improvement Program (CIP) serves as
a plan for public improvements, special
projects, on-going maintenance programs,
and the implementation of the City’s
Master Plans. Projects and programs in
the CIP include improvements and major
maintenance on arterial highways, local
streets, and alleys; storm drain and water
quality improvements; harbor, pier, and
beach improvements; park and facility
improvements; water and wastewater
system improvements; transportation
safety, reliability, and traffic signal
improvements; and planning programs and
studies.
The City appropriates annual capital funds
by department and project category
through the CIP. Projects are programmed
by long-range master plans and as directed
by City Council priorities and community
input. Projects are programmed as short-,
medium-, or long-term. The CIP budget
is submitted annually to the City Council
as a separate budget document in order
to provide more detailed descriptions of
CIP projects scheduled to take place over
the course of the 5-year lifetime of the
document.
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Corridor Atlas - How to Use This Atlas
59 2-84
Corona del Mar Commercial Corridor Study
60 GOALS ACTION
GOAL #1
Promote a Pedestrian
Friendly and Vibrant
Corridor that Supports
High Quality Development
and Investment
Action 1: Adjust zoning requirements to
promote preferred land uses, including outdoor
dining on private property.
Action 2: Create tailored development
standards unique to CdM that modify parking
requirements for preferred land uses and
incentivize lot consolidation.
Action 3: Establish objective design standards
for new development or significant remodels
to enhance the pedestrian experience.
Action 4: Prohibit future development of land
uses that are not compatible with an active,
pedestrian-oriented corridor while allowing
existing businesses to continue operating.
GOAL #2
Increase Parking
Availability and
Accessibility Along the
Corridor, and Enhance
Corridor Navigability
Action 1: Select technologies and wayfinding
signage to increase access to both private and
public parking facilities including Cdm State
Beach parking.
Action 2: Lease private parking lots to increase
public parking supply.
Action 3: Expand existing local trolley/local
circulator to provide access year-round with
new stops along Coast Highway to serve the
CdM corridor.
GOALS AND ACTIONS SUMMARY TABLE
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Corridor Atlas - How to Use This Atlas
61 GOALS AND ACTIONS SUMMARY TABLE
GOAL ACTION
GOAL #2
Increase Parking
Availability and
Accessibility Along the
Corridor, and Enhance
Corridor Navigability
Action 4: Institute an employee shuttle and/
or employee parking program to ensure
that preferred parking along the corridor is
reserved for visitors and residents.
Action 5: Implement a valet program for
private or public property.
GOAL #3
Ensure Safe, Accessible,
and Efficient Mobility for
All Users — Regardless of
Mode — Along the Corridor
Action 1: Implement intersection
improvements, including at MacArthur/Coast
Highway and Orchid/Coast Highway.
Action 2: Install infrastructure that supports
pedestrian activity and safety along the
corridor, including bulbouts and additional
markings for crosswalks.
Action 3: Add bike infrastructure on/near Fifth
Avenue to redirect cyclists and E-bikes from
sidewalks and Coast Highway to a safer, more
convenient route along Fifth Avenue.
GOAL #4
Develop a Clear Identity for
the Corridor and Create a
Sense of Place
Action 1: Map locations within the corridor
that can accommodate outdoor dining on
public property and identify areas that can
accommodate sidewalk extensions for outdoor
dining, parklets, or other similar uses through a
future Public Works initiative.
Action 2: Establish a wayfinding and signage
program for the public realm.
GOALS AND ACTIONS SUMMARY TABLE
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